Quick answer: UK roofer costs 2026
Day rate (national)
£150–£280
Day rate (London)
£220–£380
Re-roof 3-bed semi
£5,000–£9,000
Tile repair (few tiles)
£150–£300
Flat roof (EPDM, 20sqm)
£1,200–£2,500
UK Roofer Day Rates by Region (2026)
| Region | Hourly Rate | Day Rate |
|---|---|---|
| National average | £19–£35/hr | £150–£280/day |
| London | £28–£50/hr | £220–£380/day |
| South East | £24–£42/hr | £190–£330/day |
| Midlands | £18–£32/hr | £145–£260/day |
| North England | £16–£28/hr | £130–£240/day |
| Scotland | £18–£30/hr | £140–£250/day |
| Wales | £16–£28/hr | £130–£230/day |
Are you a roofer? These are market averages. Your rate should be based on your actual costs, target income, and overheads. Use our free roofer rate calculator to find your real minimum.
Roofer Prices for Common Jobs (2026)
Most homeowners want to know what a specific job will cost, not just a day rate. Roofers typically price by the job rather than the hour. The figures below include labour and standard materials unless stated otherwise.
| Job | Typical Cost | Notes |
|---|---|---|
| Tile and Slate Repairs | ||
| Replace a few broken tiles | £150–£300 | Includes materials and access |
| Replace a large number of tiles | £500–£1,500 | Depends on tile type and count |
| Ridge tile repointing | £300–£600 | Per 5m run |
| Full ridge tile replacement | £600–£1,200 | Full ridge of a standard house |
| Valley repair | £200–£500 | Mortar or lead valley |
| Hip tile repointing | £250–£500 | Per hip |
| Flashing and Chimney | ||
| Flashing repair (chimney or dormer) | £150–£350 | Mortar or lead repair |
| Lead flashing replacement | £400–£900 | Chimney or dormer, supply and fit |
| Chimney repointing | £300–£700 | Including scaffold or cherry picker |
| Chimney stack removal | £1,000–£2,500 | Above roofline, with making good |
| Chimney cowl fitting | £150–£350 | Supply and fit |
| Full Re-Roof by Property Size | ||
| 1-bed flat or bungalow | £2,500–£5,000 | Labour and concrete tiles |
| 2-bed terraced house | £3,000–£6,000 | Labour and concrete tiles |
| 3-bed semi-detached | £5,000–£9,000 | Labour and concrete tiles |
| 4-bed detached | £8,000–£15,000 | Labour and concrete tiles |
| Natural slate (3-bed semi) | £8,000–£14,000 | Premium over concrete tiles |
| Garage tiled roof | £500–£1,500 | Standard single garage |
| Flat Roofs | ||
| Felt flat roof repair | £200–£600 | Patch repair |
| Felt flat roof replacement (20sqm) | £800–£1,500 | 3-layer felt, supply and fit |
| EPDM rubber roof (20sqm) | £1,200–£2,500 | Supply and fit |
| GRP fibreglass roof (20sqm) | £1,500–£3,000 | Supply and fit |
| Liquid coating (20sqm) | £1,000–£2,500 | Applied over existing flat roof |
| Flat roof extension (30sqm) | £2,000–£4,500 | EPDM or GRP finish |
| Other Roofing Work | ||
| Velux window installation | £600–£1,200 | Window supply and fit |
| Fascia and soffit (full house) | £800–£2,000 | uPVC replacement |
| Guttering replacement (full house) | £600–£1,500 | uPVC gutters and downpipes |
| Fascia, soffit and guttering (full house) | £1,500–£3,500 | Complete package |
| Scaffolding (3-bed semi) | £600–£1,500 | Erect and dismantle, often separate |
How Long Do Roofing Jobs Take?
| Job | Typical Duration | Team Size |
|---|---|---|
| Replace a few broken tiles | Half a day | 1 roofer |
| Ridge tile repointing | 1–2 days | 1–2 roofers |
| Lead flashing replacement | Half to 1 day | 1 roofer |
| Chimney repointing | 1 day | 1–2 roofers |
| Flat roof replacement (20sqm) | 1–2 days | 1–2 roofers |
| GRP fibreglass roof (20sqm) | 1–2 days | 2 roofers |
| Re-roof 2-bed terraced | 2–4 days | 2 roofers |
| Re-roof 3-bed semi | 3–5 days | 2 roofers |
| Re-roof 4-bed detached | 5–8 days | 2–3 roofers |
| Velux window installation | Half to 1 day | 1–2 roofers |
| Fascia, soffit and guttering | 2–3 days | 2 roofers |
Roofing Materials: Cost Comparison
The choice of roof covering has a significant impact on both upfront cost and long-term value. Here is how the main tile and slate options compare when installed on a standard house roof.
Concrete Interlocking Tiles
£25–£45/sqm
Lifespan: 30–50 years
Clay Tiles
£40–£80/sqm
Lifespan: 60–100 years
Natural Slate
£60–£120/sqm
Lifespan: 80–150+ years
Reclaimed Slate
£80–£150/sqm
For listed buildings and period homes
Fibre Cement Slate
£35–£65/sqm
Lifespan: 30–40 years
All prices above are installed cost (labour and materials). The felt underlay and battens are replaced as standard during a re-roof and are included in these figures.
Flat Roof Materials Compared
If you have a flat roof on an extension, garage, porch, or outbuilding, the material choice matters a lot. Here is a plain comparison of the four main options.
| Material | Cost per sqm (fitted) | Lifespan | Notes |
|---|---|---|---|
| Traditional felt (3-layer) | £35–£60 | 10–15 years | Cheapest option, shortest lifespan |
| EPDM rubber | £60–£110 | 25–30 years | Good value, flexible, few seams |
| GRP fibreglass | £70–£120 | 25–40 years | Most durable, seamless, best long-term value |
| Liquid coating | £50–£100 | 20–25 years | Applied over existing roof, no strip-out |
Which flat roof should you choose? GRP fibreglass is the best long-term option for most homeowners. It is seamless, hard-wearing, and carries a manufacturer warranty. EPDM is a reliable second choice. Traditional felt is worth considering only if budget is the primary concern and you accept you will need to replace it again in 10–15 years.
What Affects a Roofer's Price?
- Scaffolding: Often a separate cost at £600–£1,500 for a standard house. Always ask whether the quote includes erection and dismantling.
- Roof pitch and access: Steeper pitches and difficult access (steep gardens, narrow passages, conservation areas) mean slower work and higher costs.
- Material choice: Natural slate can cost three times as much as concrete tiles. The quote should specify the exact tile type and specification.
- NFRC membership: Vetted National Federation of Roofing Contractors members are typically priced at the upper end of the market, but bring accountability and insurance.
- Location: London and South East rates run 30–40% above the national average. Parking, congestion charges, and travel time all feed into this.
- Specialist work: Lead work, heritage slating, green roofs, and solar tile integration all attract a premium above standard rates.
- VAT registration: Roofers above the £90,000 VAT threshold add 20% to their prices. Many sole traders are below this threshold.
Repair or Replace? How to Know What Your Roof Actually Needs
Most homeowners cannot properly assess their roof's condition without a professional inspection, which makes them vulnerable to being pushed into unnecessary work. Here are practical indicators for each.
Repair is usually sufficient when:
- A small number of tiles are slipped, cracked, or broken
- Flashing around a chimney or dormer has failed in a localised area
- A patch of a flat roof section is damaged but the rest is sound
- Ridge tiles have lost their mortar pointing but the tiles themselves are intact
- The roof is under 25 years old and only a few areas are affected
A full re-roof makes more sense when:
- The felt underlay has deteriorated (common on roofs over 30 years old)
- More than 25–30% of tiles need replacing across multiple areas
- Multiple points of failure are appearing at the same time
- You can see daylight in the loft when the lights are off
- There is widespread moss growth causing tiles to lift
Get at least two written opinions, ideally from NFRC-registered roofers. A credible roofer will photograph problem areas as part of the survey. Anyone who assesses your roof from ground level without going up should be treated with scepticism.
Scaffolding note: Many homeowners are surprised to find scaffolding quoted separately. For any job requiring roof access on a two-storey or higher property, scaffolding is a legal requirement under the Work at Height Regulations 2005. Budget £600–£1,500 for a standard house and ask every roofer explicitly whether it is included in their quote.
How to Find a Reliable Roofer
Roofing attracts more than its share of rogues, partly because the work happens out of sight, and partly because scaffolding is usually paid upfront before a tile is touched.
- Check NFRC membership: The National Federation of Roofing Contractors runs a searchable vetted contractor database at nfrc.co.uk
- Ask for photos of recent local work: Not a website portfolio but actual photos from a job nearby in the last few months
- Get written quotes, not verbal estimates: The quote should specify materials by type (tile brand, felt spec, batten size), not just "re-roof"
- Check public liability insurance: Ask to see the certificate. Roofing is high-risk and you do not want liability if someone is injured
- Agree a payment schedule: A small deposit for materials (10–20%) is reasonable. Staged payments tied to progress are common on larger jobs
- Never pay in full upfront: Final payment should be on completion, once you are satisfied with the work
Red Flags When Getting Roofing Quotes
- Cold calling after a storm: Legitimate roofers do not knock on doors uninvited. Anyone who turns up unannounced and immediately spots "urgent" damage should be treated with real caution
- No fixed business address: Ask for a company address and check it exists. A roofer who operates purely from a mobile number is difficult to pursue if work fails
- Cash only, no written invoice: No paper trail means no protection if there is a dispute or the work fails prematurely
- One quote far below the others: Two similar quotes and one that is 40% cheaper warrants questions, not excitement. Inferior materials or skipped steps are likely
- Pressure to decide immediately: Any legitimate tradesperson will give you time to get a second opinion. Same-day pressure benefits one party only
- Demanding full payment before starting: Stage payments tied to progress are reasonable. Full payment upfront is not
Are you a roofer? Know your real rate.
Use our free calculator to find the minimum you need to charge based on your actual costs, tax, and target income.
Calculate My Roofer Rate ›Frequently Asked Questions
- How much does a roofer charge per day in the UK?UK roofers charge £150–£280/day nationally. London and South East roofers charge £220–£380/day. Rates depend on experience, NFRC membership, and the complexity of the work.
- How much does a full roof replacement cost in the UK?A full re-roof costs roughly £3,000–£6,000 for a 2-bed terraced house, £5,000–£9,000 for a 3-bed semi-detached, and £8,000–£15,000 for a 4-bed detached property. These figures include labour and standard concrete tiles. Scaffolding may be quoted separately at £600–£1,500.
- How much does a roof repair cost?Minor tile repairs cost £150–£300. Ridge tile repointing runs £300–£600 per 5m. Flashing repairs (chimney or dormer) cost £150–£350. Flat roof patch repairs are typically £200–£600 depending on size and material.
- Is scaffolding included in roofing quotes?Not always. Scaffolding for a standard 3-bed house costs £600–£1,500 and is frequently quoted as a separate line item. Always ask explicitly whether it is included before comparing quotes from different roofers.
- What is the best flat roof material?GRP fibreglass is the most durable domestic flat roof material, lasting 25–40 years and typically carrying a manufacturer warranty. EPDM rubber is a reliable mid-range option at 25–30 years. Traditional felt is the cheapest but only lasts 10–15 years. GRP costs more upfront but offers the best long-term value for most properties.
- How long does a full re-roof take?A 3-bed semi-detached re-roof typically takes 3–5 days for a team of two roofers. A larger 4-bed detached property can take 5–8 days. The timeline depends on pitch, access, materials, and whether scaffolding needs to be erected separately beforehand.
- What is the cheapest roofing material?Concrete interlocking tiles are the most affordable option at £25–£45 per sqm installed. Clay tiles and natural slate cost more upfront but last significantly longer. Cheaper materials are not always better value over the lifetime of the roof.
- How long should a tiled roof last?A concrete tiled roof lasts 30–50 years. Clay tiles last 60–100 years. Natural slate can last well over 100 years. The felt underlay typically deteriorates before the tiles and may need replacing after 30–40 years even if the tiles themselves are sound.
- Do I need planning permission to replace my roof?Generally no, provided you are using the same or similar materials and not altering the roof line. If you are adding a dormer, changing the roofline, or the property is listed or in a conservation area, planning permission or listed building consent may be required. Check with your local planning authority before proceeding.
- How do I know if I need a new roof or just repairs?Repairs are usually sufficient for a small number of slipped tiles, localised flashing failure, or a patch of damaged flat roof. A full replacement makes more sense when the felt underlay has deteriorated, more than 25–30% of tiles need replacing, or multiple areas of failure appear at once. Get at least two written opinions from NFRC-registered roofers.
- Do roofers charge VAT?Only if VAT registered, which requires annual turnover over £90,000. Many sole-trader roofers are below this threshold and do not charge VAT. Always check, as VAT adds 20% to the final bill.
- What is NFRC and should I only use NFRC roofers?The National Federation of Roofing Contractors is the UK's largest roofing trade body. Members are vetted and carry adequate insurance. Not every good roofer is a member, but it is a reliable starting point. Search for local vetted contractors at nfrc.co.uk.
- How much does scaffolding cost for roofing work?Scaffolding for a standard 3-bed house costs £600–£1,500 to erect and dismantle. Larger properties or awkward access (narrow passages, sloped gardens) push this higher. It is a legal requirement for roofing work on properties above a certain height.
- How much does a Velux window cost to install?A Velux or roof window installation typically costs £600–£1,200, including the window and labour. The price varies based on window size, roof pitch, and whether any re-felting or battening is needed around the opening.